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By Jason Lim, REN 84424 · IQI Realty · Checked on 14 November 2026
For condo and strata owners in Johor Bahru, the short answer: a Joint Management Body (JMB) runs a strata development before the strata titles are issued, with the developer as a member. A Management Corporation (MC) takes over once titles are issued and enough units are registered in owners’ names, and the developer becomes just the owner of its unsold units. Both follow the Strata Management Act 2013 and answer to the Commissioner of Buildings (COB) at your council and the Strata Management Tribunal.
Quick answer
- JMB: formed at the first AGM, which the developer must call within 12 months of vacant possession. Members: the developer and the purchasers.
- MC: exists once strata titles are issued. Its first AGM is due within one month after owners other than the developer hold a quarter of the share units.
- Handover: the JMB hands its money, accounts and records to the MC within one month of the MC’s first AGM, and is dissolved three months after it.
- Same core duties: maintain common property, charge by share units, a sinking fund of at least 10% of charges, insurance, audited accounts.
- Where to complain: the committee in writing, then the COB at your council, then the Strata Management Tribunal (claims up to RM250,000; RM100 to file for a home).
JMB vs MC at a glance
In Peninsular Malaysia, condos, serviced residences and gated strata estates are run under the Strata Management Act 2013 (Act 757). Which body runs yours depends on whether strata titles are issued; my strata title guide explains that step.
| Point | Joint Management Body (JMB) | Management Corporation (MC) |
|---|---|---|
| When it exists | Before an MC exists, usually while the building is on the master title | After strata titles are issued and the strata register is opened |
| Created by | Its first AGM, called by the developer (section 17) | The Strata Titles Act 1985; Part V of Act 757 then applies (section 46) |
| Members | The developer and the purchasers | The registered proprietors, including the developer for unsold parcels |
| Developer’s position | A member; counts as one person for quorum but votes for each unsold parcel (section 22) | An ordinary proprietor of what it still owns |
| Committee | Joint management committee; the AGM fixes its size | Management committee of 3 to 14 members |
| Contracts and borrowing | Maintenance contracts limited to 12 months (section 21(3)) | Powers expressly include borrowing money (section 59(2)) |
| New by-laws filed with the COB | Within 14 days (section 32) | Within 30 days (section 70) |
Three stages in a strata building’s life
- Developer’s management period. From the first vacant possession, the developer runs the building and must open separate maintenance and sinking fund accounts before collecting any charges. Money is banked within three working days and held in trust for purchasers (sections 7 to 11).
- The JMB. The developer calls the first AGM within 12 months of vacant possession, with at least 14 days’ notice and a 12-month budget (sections 17 and 18). The developer’s period ends one month after the JMB is set up.
- The MC. Once strata titles are issued, the MC exists. Its first AGM is due when owners other than the developer hold at least a quarter of the share units (the end of the “initial period”), and the developer must call it within one month after that (sections 46 and 57).
If strata titles are already issued when keys are handed over, the MC exists from the start and no JMB is formed, because the JMB rules cover only the period when no MC exists (section 7(1)). The developer then manages until one month after the MC’s first AGM and hands over to the MC’s committee (sections 46(2), 48 and 55).
The handover, step by step
| Step | Who | Deadline | Penalty if not done |
|---|---|---|---|
| Call the first JMB AGM | Developer | 12 months from vacant possession | Up to RM250,000, 3 years’ jail, or both (section 18) |
| Hand over account balances, office, accounts, assets, records, plans, warranties and insurance to the JMB | Developer | Before its management period ends | Up to RM250,000, 3 years’ jail, or both, plus up to RM5,000 a day (section 15) |
| Call the first MC AGM | Developer | 1 month after the initial period ends | Up to RM250,000, 3 years’ jail, or both (section 57) |
| Transfer balances, by-laws, audited accounts, assets, liabilities and records to the MC | JMB | 1 month after the MC’s first AGM | Each committee member: up to RM250,000, 3 years’ jail, or both, unless they show due diligence (section 27) |
| JMB dissolved | Automatic | 3 months after the MC’s first AGM | Anything not transferred passes to the MC (section 28) |
A proper handover includes bank statements for both funds, audited accounts with vouchers, current contracts, the owners’ register, an arrears list and any pending cases. The new committee should check each item and report gaps to the COB. My guide to reading JMB and MC accounts helps with the numbers.
Why many JB condos stay under a JMB for years
- Late strata titles. Some buildings are still on the master title, so no MC exists. See my guide to buying without an individual strata title.
- Transfers not registered. The MC’s first AGM waits until other owners hold a quarter of the share units on the register. If buyers do not register their new titles, that count stays low; see title registration.
If a deadline seems to have passed, ask the committee in writing, then the COB.
Looking at a condo in JB?
Send me the project and unit. I’ll tell you whether it is run by the developer, a JMB or an MC, and which documents to ask the seller for before you commit.
WhatsApp JasonPowers and duties: what your JMB or MC must do
The duty lists for a JMB (section 21) and an MC (section 59) are almost the same: maintain the building and common property in good and serviceable repair; set and collect charges and sinking fund contributions by share units; insure; comply with council notices; keep the owners’ register or strata roll; have the accounts audited every year; and enforce the by-laws. It may hire contractors or a managing agent and recover from an owner the cost of work on that owner’s unit.
The sinking fund is only for capital items such as repainting and replacing fixtures (sections 24 and 51). In September 2026 the Federal Court refused leave to appeal against a tribunal finding that unequal charge rates set at a JMB’s first AGM were void (The Star, 28 September 2026). See my maintenance fee and sinking fund guide and my guide to special levies.
What owners can demand
| You can ask for | How | Basis |
|---|---|---|
| An AGM every year with at least 14 days’ notice, a budget and audited accounts | Add your own motion in writing at least 7 days before | Sections 18 and 58; 2015 Regulations, regs 12 and 23 |
| Audited accounts filed with the COB | Ask the office or the COB | Sections 26 and 59(1)(g) |
| A certificate of your unit’s charges and arrears | Written application; fee no more than RM50 | Section 31 |
| Repairs to common property, and a leak inspection within 7 days of your written report | Write to the office; keep photos and dates | Sections 21 and 59; 2015 Regulations, Part XV |
| Information or documents the body refuses to give | A tribunal claim, which can order them | KPKT tribunal FAQ, July 2025 |
| Access to your own unit even if you owe charges | A basic lift or stairs must stay open | Court of Appeal, 26 October 2026 |
Expect to inspect records at the office rather than receive copies; that alone is not a red flag. For voting and proxies, see my condo AGM guide; for leaks, water leaks from the unit above.
What the JMB or MC can demand from you
Pay charges within 14 days of the notice; late payments carry interest set by the AGM, up to 10% a year (section 25). After a notice of demand giving at least 14 days, it can claim at the tribunal or court, or ask the COB to attach your movable property (sections 34 and 35 for a JMB, 78 and 79 for an MC). Ignoring the notice without reasonable excuse can mean a fine up to RM5,000, jail up to three years, or both. Owners and tenants must follow the by-laws, and the developer pays charges on its unsold units too.
Where to complain, in order
| Step | Where | Use it for |
|---|---|---|
| 1 | The management office and committee, in writing | Every complaint. Keep copies, photos and dates. |
| 2 | The AGM or an EGM | Budgets, charges, contracts, electing a new committee. |
| 3 | The COB at your council: MBJB (Johor Bahru), MBIP (Iskandar Puteri), MBPG (Pasir Gudang) or MPKu (Kulai) | Late AGMs or handovers, missing accounts, poor management, leak disputes. After an inquiry into a complaint, the COB can appoint a managing agent, paid from the maintenance account (section 86). |
| 4 | Strata Management Tribunal (KPKT) | Claims up to RM250,000: duties not performed, orders for documents or a meeting, setting aside resolutions. RM100 to file for a home, online via e-TPS; Southern Zone office in Johor Bahru. |
| 5 | Police or courts | Suspected misuse of funds, or matters outside the tribunal’s list. |
In October 2026 the Court of Appeal upheld a COB’s decision to call an EGM for a Petaling Jaya JMB with no AGM since 2019 (The Edge Malaysia, 23 October 2026). My Strata Management Tribunal guide explains filing step by step.
The law may change: in August 2026 the housing minister said the Act would be reviewed to make JMBs and MCs more accountable, noting almost three million strata units in over 27,000 schemes (The Star, 10 August 2026).
If you own a Johor condo from overseas
Foreign owners have the same rights and duties, and council COB guidance says they can stand for the committee if not in arrears. Keep your address current and use a proxy or local contact; see managing a JB property from overseas. Foreigners can generally buy Johor homes only from RM1 million, with some exceptions (New Straits Times, April 2026); see Johor’s foreigner minimum price.
Before you buy: five questions
- Who runs the building today: the developer, a JMB or an MC?
- Are strata titles issued, and is a handover to an MC due or overdue?
- Was the last AGM on time, and are audited accounts filed with the COB?
- How large is the sinking fund, and how much do owners owe in arrears?
- Are there pending tribunal claims, special levies or big repairs?
Ask the seller for the latest AGM minutes, audited accounts and a section 31 certificate. My checklist on checking condo management before buying and the guide to arrears in a subsale cover the rest. General information only, not legal advice; for a dispute, check with the COB, the tribunal or a lawyer.
Where to buy if this matters to you
Management depends on the building, not the area, but established areas have years of AGM records:
- Mount Austin: many completed condos.
- Tebrau, Setia Indah and Molek: condos and gated strata homes.
- JB Sentral and Bukit Chagar: high-rises near the CIQ and RTS Link station.
- Danga Bay: waterfront towers.
- Iskandar Puteri: newer buildings, some still at the developer or JMB stage.
- Permas Jaya and Senibong: east-side condos, old and new.
Compare them on my JB property map.
More Johor living guides: Condo running costs in JB · Buying an older condo · Noisy neighbours in condos · Condo parking disputes · PDPA for landlords and condo management
Frequently asked questions
What is the difference between a JMB and an MC in Malaysia?
A JMB manages a strata development before strata titles are issued, with the developer as a member. An MC takes over after titles are issued and owners hold enough share units; the developer is then just an owner. Both have the same core duties under the Strata Management Act 2013.
When does a JMB hand over to the MC?
Within one month of the MC’s first AGM, the JMB must transfer its balances, by-laws, audited accounts, assets, liabilities and records to the MC. The JMB is dissolved three months after that AGM.
Why is my condo still run by a JMB years after completion?
Usually because strata titles have not been issued, or too few owners have registered their transfers. The MC’s first AGM is only due once owners other than the developer hold at least a quarter of the share units.
Can I see my condo’s accounts and records?
Audited accounts are tabled at the AGM and filed with the COB. You can get a certificate of your unit’s charges for no more than RM50 and inspect records at the office. If information is refused, the Strata Management Tribunal can order it.
Where do I complain about my JMB or MC in Johor?
Write to the committee first, then go to the Commissioner of Buildings at your council, such as MBJB, MBIP, MBPG or MPKu. If it is still unresolved, file at the Strata Management Tribunal: claims up to RM250,000, RM100 for a home.
Can a foreign owner sit on the JMB or MC committee?
Council COB guidance says non-resident and foreign owners can stand, provided they are not in arrears. Plan to attend meetings in person or by proxy if you live abroad.
Buying or owning a condo in Johor Bahru?
Tell me the project and unit. I will help you get the AGM minutes, accounts and charges statement through the seller, explain what they show, and arrange viewings. You can also book an appointment, or a Zoom consultation if you are abroad.
Sources: Strata Management Act 2013 (Act 757), sections 7 to 35, 46 to 59, 70, 78, 79 and 86 (copy published by DBKL), checked November 2026; Strata Management (Maintenance and Management) Regulations 2015, P.U.(A) 107, regulations 12 and 23 and Part XV (copy published by DBKL), 1 June 2015; KPKT, Soalan Lazim Tribunal Pengurusan Strata, updated 9 July 2025; KPKT, Tribunal Perumahan dan Pengurusan Strata, updated August 2025; KPKT, e-TPS portal, checked November 2026; MBJB, Info MBJB (Bahagian Pesuruhjaya Bangunan), June 2018; Pesuruhjaya Bangunan Kuala Lumpur (DBKL), Soalan Lazim Seminar Komuniti Strata, 2015–2016; The Edge Malaysia, “Understanding your strata stake”, 27 August 2026; The Edge Malaysia, “Strata managers cannot completely deny defaulters access to their units, says Nga”, 29 October 2026; The Edge Malaysia, Court of Appeal affirms building regulator’s power to force a residents’ committee election, 23 October 2026; The Star, “Landmark ruling bans unequal fees”, 28 September 2026; The Star, “Govt mulls amending Strata Management Act to strengthen accountability of JMBs, MCs”, 10 August 2026; Berita RTM, “Akta Pengurusan Strata 2013 disemak semula – KPKT”, 11 June 2026; New Straits Times, “Foreigners hit Johor property resale wall”, 20 April 2026
Jason Lim, REN 84424, IQI Realty Sdn. Bhd. E (1) 1584/6. General information checked on 14 November 2026, not legal advice. Strata laws and COB practice change, and the Strata Management Act 2013 is under review; confirm with the Commissioner of Buildings at your council, the Strata Management Tribunal or a lawyer before you act.